3pm was appointed by Clearbell Capital LLP to manage the speculative fit-out of BSL2 laboratories within the existing basebuild at 85 Gray’s Inn Road, London. The Design & Build project created flexible, fully compliant research space incorporating upgraded HVAC and chemical extraction systems, a standby generator and an 8m fume extract chimney. Specialist internal installations included lab-grade finishes, fume cupboards and Vulcathene drainage.

Our project management role covered programme and cost oversight, stakeholder coordination, contractor performance, compliance and logistics. We coordinated the design and construction team to manage the interfaces between specialist laboratory systems and the existing building, maintaining clear control of delivery against the client’s programme and budget.

Key challenges included working within a live building with restricted access, coordinating complex ventilation, extraction and drainage installations, and minimising disruption to existing operations. Through careful logistics planning and close technical coordination, the scheme was completed to programme and budget and achieved an EPC Rating A, demonstrating 3pm’s capability in delivering technically demanding laboratory fit-outs.